Many months of costly vacancy, local market rent & resale deteriation, special assessments, property taxes and maintanance fees suggest a quick sale would have been the wise thing to do 2 years ago.

hard money How did you add value to the deal?

The only way I can access is money is through my primary residence and doing a HELOC.

I'm assuming you are arriving at your cash flow number by applying Gross income - cap ex, maintenance, utilities, vacancy, tax, insurance, mgt, landscape/snow & Debt service?

Raising money is all about marketing and sales (not real estate specific) so either hire marketing agency and read sales books, or hop on some LinkedIn courses on marketing and sales.Not sure the legal structure to use: talk to accountants and attorneys.Need deal flow: talk to brokers and go to a lot of networking events.Lending terms: start calling banks and loan brokers.From there, it is all risk mitigation. 

You probably don't run many applications, so I wouldn't sweat losing a little money on each one.

Alternatively, I could explore hard money lenders.

that money is not the same as cash... you're paying interest on it.but let me know if i am missing something.

I am assuming you know it will lose money most likely?

(gross rents $4900; 8% PM; mortgage+insur+taxes = $3600/mo).